I'll add to the "answer the damn phone" sentiment.

However, the trends we've been seeing lately and especially going into 2023 have been leaning much more in favor of the tenant side, so the current regime/sentiment does seem to be starting to implement things favoring tenants more. 

@Mary Mitchell  As for the anti-renter sentiment, I completely agree. 

It's a gamble if values increase much from now until then, but since you have until 2026 to sell for the 121 exclusion, I'd take the gamble that values may pop a bit in a year or so...That's my crystal ball perspective and it may be incorrect, but as market sentiment improves in 12-18 months I think you may get some decent additional gain out of the transaction by holding off a bit. 

yes @Jeffrey Miller I think that sentiment is what holds many neighborhoods from making a comeback. 

Or with negative sentiment. 

following, and i appreciate the ask for evidence supporting one's opinion. personally, I think "no", and I agree with @Dan Maciejewski, that is barring any nationwide economic collapse (or worse, global).Looking at the numbers, we are at an absolute historic low on new home builds, albeit Housing Wire put out an article today indicating that builder sentiment is rising finally.

Yes, the market determines the value, but you have to learn what the current market sentiment is, and keep learning it, constantly. 

@Scott Johnson @Enwan CassonSeems like everyone I talk to has a similar sentiment that the high rates are temporary.

There is quite a bit of good advice posted already, just want you to know I share your sentiment and then some....